758 108th St S · Parkland, WA 98444

$305,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 51 Days on market

Built 1948 6,750 sqft lot $303/sqft · 20% below area Est $380k · 20% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.8/30.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks

Attention investors, flippers, and value-minded buyers — opportunity awaits! This 3-bedroom, 1-bath home offers great potential along with a rare bonus feature: an additional parcel with a spacious 1,520 SF shop. The finished attic serves as the third bedroom, providing flexible space for guests, a home office, or private retreat. The large detached shop with electricity already in place offers endless possibilities for projects, hobbies, storage, or a creative workspace. The property also includes a detached single-car garage for added convenience. Packed with potential, versatility, and hard-to-find space at this price point, this is an excellent opportunity for first-time buyers, i

Key facts

• Finished attic
• Spacious shop
• Detached shop

Tags

• ADDITIONAL PARCEL
• SPACIOUS SHOP
• FINISHED ATTIC
• DETACHED SHOP
• DETACHED GARAGE

Property features AI

Finance

• Other: Lot size approximately 0.155 acres (lots 29 & 30); Level topography
• Financial info: Accepts Cash, Conventional, and Rehab Loan financing

Exterior

• Parking: Detached garage (2 covered spaces)
• Utilities: Electric service; Public water (TPU); Sewer connected (Pierce County Utilities); Power company: TPU
• Home design: Single family residence; 1½-story; Main level entry; Residential property
• Construction: Built in 1978 (effective year); Wood construction; Composition roof; Poured concrete foundation
• Exterior features: Wood exterior; Paved lot; Cable TV available; Shop

Interior

• Bedrooms: 3 bedrooms (2 on main level, 1 upper)
• Flooring: Laminate flooring; Carpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: Dining room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (34.0% below list).
• Recommended offer: $201k (34.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.3% in Parkland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#148 in WA, #3,068 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities D+, crime F.
• Franklin Pierce School District (suburban): math 35% / reading 51% proficiency, ranked #197 of 291 in WA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: James Sales Elementary (401 students, 71% FRL).
• Market conditions: Rents rising (+2.9%/yr); 159 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 3,209 units permitted in Pierce County in 2024 (1,269 in 5+ unit buildings).
• This rent runs 37% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Pierce County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $201,409 (34.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.66% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 12.6

CMA / ARV

• ARV (median comp): $379,703
• List price: $305,000
• Delta: -19.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 114th St S	0.42mi	3/1.0	1,012 (+0%)	3mo	$399,950	$395	77
1032 111th St S	0.32mi	3/2.0	996 (-1%)	3mo	$438,000	$440	77
10621 S 12th Avenue Ct S	0.38mi	3/1.0	1,032 (+2%)	3mo	$270,000	$262	76
917 Violet Meadow St S	0.47mi	3/1.0	932 (-8%)	0mo	$389,999	$418	65
1408 114th St S	0.63mi	3/1.0	1,036 (+3%)	2mo	$411,500	$397	64
928 107th Street Ct S	0.23mi	2/1.0 (-1)	878 (-13%)	5mo	$315,000	$359	59
11262 Yakima Ave S	0.32mi	3/1.0	1,153 (+14%)	4mo	$200,000	$173	58
1023 115th St S	0.55mi	3/1.0	1,140 (+13%)	1mo	$300,000	$263	52
10441 13th Avenue Ct S	0.46mi	3/1.5	1,152 (+14%)	2mo	$369,995	$321	51
10423 13th Avenue Ct S	0.48mi	3/1.5	1,152 (+14%)	3mo	$335,000	$291	50
11615 Sheridan Ave S	0.73mi	3/1.5	1,092 (+8%)	4mo	$385,500	$353	47
1205 118th St S	0.72mi	2/1.0 (-1)	856 (-15%)	1mo	$340,000	$397	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.93% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.80×
• Total profit: $153,530
• Equity at exit: $274,768

10-year hold

• IRR: 20.0%
• Equity multiple: 6.40×
• Total profit: $461,148
• Equity at exit: $592,548

Cash invested: $85,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City: — inherits STATE

Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.

Methodology + full state rankings →

ZIP-level market 98444

• Home prices YoY: 3.6%
• Rents YoY: 2.9%
• Active inventory: 159
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-193

Break-even live

Break-even rent $2,258

Max offer price $270,967

Occupancy floor —

Sensitivity live

Price	-10% $-20	-5% $-106	+0% $-193	+5% $-279	+10% $-365
Rent	-10% $-352	-5% $-272	+0% $-193	+5% $-113	+10% $-34
Rate	-1.0pp $-39	-0.5pp $-115	base $-193	+0.5pp $-272	+1.0pp $-352

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
772 110th St S Tacoma, WA	3.0	1.0	1500	$2,400	$1.60	45d	1	0.12mi
10925 Park Ave S Tacoma, WA	2.0	1.0	709	$1,775	$2.50	25d	5	0.25mi
10925 Park Ave S Tacoma, WA	3.0	1.0–2.0	838	$2,145	$2.56	0d	7	0.25mi
10419 Barnes Ln S Unit 1/2 Tacoma, WA	2.0	1.5	900	$2,100	$2.33	45d	1	0.25mi
1627 112th St S Tacoma, WA	2.0	1.0	814	$2,195	$2.70	45d	1	0.69mi
605 98th St S Tacoma, WA	3.0	1.5	1320	$2,800	$2.12	45d	1	0.69mi
11424 A St S Tacoma, WA	2.0	1.0	925	$1,750	$1.89	45d	1	0.70mi
11424 A St S Unit 202 Tacoma, WA	2.0	1.0	925	$1,450	$1.57	25d	1	0.70mi
702 119th St S Unit B Tacoma, WA	2.0	1.0	800	$1,795	$2.24	45d	1	0.71mi
10710 17th Ave S Tacoma, WA	1.0–2.0	1.0–2.0	911	$2,025	$2.22	0d	15	0.72mi
319 104th St E Tacoma, WA	3.0	1.0	990	$2,285	$2.31	5d	1	0.78mi
1756 106th St S Tacoma, WA	1.0–2.0	1.0	662	$1,338	$2.02	0d	2	0.82mi
137 99th Street Ct E Tacoma, WA	3.0	2.0	1200	$2,397	$2.00	45d	1	0.83mi
416 111th St Ct E Tacoma, WA	1.0–3.0	1.0–2.0	925	$2,525	$2.73	0d	51	0.89mi
11216 18th Ave S Tacoma, WA	1.0–3.0	1.0–2.0	881	$2,500	$2.84	0d	14	0.91mi
1809 105th Street Ct S Tacoma, WA	1.0–3.0	1.0–2.0	934	$2,509	$2.69	0d	8	0.93mi
11514 19th Avenue Ct S Parkland, WA	3.0	1.5	925	$2,100	$2.27	45d	1	1.04mi
806 112th St E Parkland, WA	1.0–2.0	1.0–2.0	800	$1,500	$1.88	45d	1	1.09mi
209 125th St S Tacoma, WA	1.0–2.0	1.0	787	$1,500	$1.90	45d	1	1.12mi
2201 104th St S Tacoma, WA	1.0–3.0	1.0–2.0	929	$2,500	$2.69	0d	19	1.13mi
2100 112th St S Tacoma, WA	1.0–2.0	1.0	660	$1,600	$2.42	6d	4	1.13mi
712 127th St S Unit 1 Tacoma, WA	2.0	1.0	900	$1,700	$1.89	0d	1	1.20mi
12712 C St S Unit Cc Tacoma, WA	2.0	1.0	750	$1,395	$1.86	45d	1	1.24mi
9315 S Ash St Tacoma, WA	2.0	1.5	828	$1,550	$1.87	18d	1	1.25mi
1017 110th Street Ct E Tacoma, WA	2.0	2.0	902	$1,762	$1.95	5d	3	1.27mi
1015 112th St E Tacoma, WA	3.0	1.0–2.0	833	$2,210	$2.65	3d	15	1.27mi
1019 108th Street Ct E Tacoma, WA	4.0	2.5	1491	$2,400	$1.61	0d	1	1.27mi
9314 S Ash St Tacoma, WA	1.0–2.0	1.0	800	$1,683	$2.10	0d	20	1.28mi
212 128th St S Tacoma, WA	2.0	1.0	900	$1,895	$2.11	0d	1	1.29mi
11302 10th Avenue Ct E Tacoma, WA	3.0	1.0–2.0	869	$2,350	$2.70	5d	16	1.30mi
206 128th St S Parkland, WA	2.0	1.0	875	$1,450	$1.66	18d	1	1.30mi
204 128th St S Unit 206 Parkland, WA	2.0	1.0	875	$1,450	$1.66	18d	1	1.30mi
204 128th St S Unit 212 Parkland, WA	2.0	1.0	900	$1,895	$2.11	0d	1	1.30mi
1106 106th St E Tacoma, WA	2.0	1.0	1100	$2,175	$1.98	45d	1	1.32mi
1819 S 93rd St Unit A Tacoma, WA	2.0	1.0	912	$1,575	$1.73	12d	1	1.33mi
1819 S 93rd St Tacoma, WA	2.0	1.0	912	$1,588	$1.74	19d	2	1.33mi
2415 100th Street Ct S Tacoma, WA	2.0–3.0	1.0–2.0	912	$2,050	$2.25	6d	2	1.35mi
10102 Sales Rd S Lakewood, WA	2.0	1.0–1.5	596	$1,550	$2.60	45d	26	1.36mi
9318 S Steele St Unit DD520 Tacoma, WA	2.0	2.0	1000	$1,695	$1.70	45d	1	1.37mi
9318 S Steele St Unit Q367 Tacoma, WA	2.0	1.0	960	$1,650	$1.72	45d	1	1.37mi

Listing history 29 events

1. 2026-06-21
   days on market $305,000 Active 51 DOM
2. 2026-06-18
   days on market $305,000 Active 48 DOM
3. 2026-06-17
   price $305,000 Active 47 DOM
4. 2026-06-17
   days on market $325,000 Active 47 DOM
5. 2026-06-16
   days on market $325,000 Active 46 DOM
6. 2026-06-15
   days on market $325,000 Active 45 DOM
7. 2026-06-13
   days on market $325,000 Active 43 DOM
8. 2026-06-13
   days on market $325,000 Active 42 DOM
9. 2026-06-09
   days on market $325,000 Active 39 DOM
10. 2026-06-08
    days on market $325,000 Active 38 DOM
11. 2026-06-07
    days on market $325,000 Active 37 DOM
12. 2026-06-04
    days on market $325,000 Active 34 DOM
13. 2026-06-03
    days on market $325,000 Active 33 DOM
14. 2026-06-02
    days on market $325,000 Active 32 DOM
15. 2026-06-01
    days on market $325,000 Active 31 DOM
16. 2026-05-31
    days on market $325,000 Active 30 DOM
17. 2026-05-01
    listed $325,000 Active
18. 2018-08-20
    soldstatus $220,000 Sold
19. 2018-08-20
    soldstatus $220,000
20. 2018-07-23
    status Pending Inspection
21. 2018-07-16
    price $205,000
22. 2018-07-09
    listed $200,000 Active
23. 2015-06-30
    soldstatus $129,950 Sold
24. 2015-06-30
    soldstatus $129,950
25. 2015-06-12
    status Pending
26. 2015-05-15
    status Pending Inspection
27. 2015-05-05
    listed $129,950 Active
28. 1994-03-01
    soldstatus $55,000
29. 1978-01-01
    soldstatus $170,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $687 · $57/mo
• Projected year-2 tax: $2,989 · $249/mo
• Expected delta: +$2,302/yr (+$192/mo · 335.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,169
• − Mortgage interest: −$17,085
• − Property taxes: −$687
• − Insurance: −$1,525
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$8,873
• Taxable loss: −$7,867
• Est. tax savings @ 24.0%: +$1,888
• After-tax cash flow: $-424/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Franklin Pierce School District
• NCES district ID: 5302940
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $49,240
• Composite: 39.18/100
• National rank: #8227
• State rank: #197 of 291 in WA

Livability — Parkland

• Score: 77/100
• State rank: #148
• US rank: #3068

Category grades

Amenities D+ Commute A+ Cost of living C Crime F Employment C Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkland, WA
• County: Pierce County · 788,257 people
• City population: 36,624
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 35,754
• Household income: $65,342
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 2169.0

Population outlook (Pierce County) Hauer SSP2

• Today (2025): 956,648 people
• By 2030: 1,010,862 · +5.7%
• By 2040: 1,113,170 · +16.4%
• By 2050: 1,206,524 · +26.1%
• By 2075: 1,436,425 · +50.2%
• By 2100: 1,563,654 · +63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.77)
• Race & ethnicity: White 40% Hispanic / Latino 19% Two or more races 17% Black 16% Asian 11% Pacific Islander 4% Native American 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Portuguese 3% Scotch-Irish 2% Swedish 1%
• Foreign-born: 21% · Canada, South Korea, Vietnam
• Languages at home: 68% English-only · Spanish 13% Other Asian/Pacific 6% Korean 3%

Political lean MEDSL · Pierce

• 2024 margin: D (+10.8) · D 53.9% · R 43.1% · Other 3.0%
• 2008→2024 swing: -1.4pp toward R · 2008: 12.2pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+11.2 2016: D+7.5 2012: D+11.0 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 45.01%
• Current HPI: 1297.51
• Rent YoY: ▲ 2.93%
• Metro: Seattle-Tacoma-Bellevue, WA
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

+79.4% since first listed

14 events — show timeline

• 2026-06-17 Price Changed $305,000 NWMLS as Distributed by MLS Grid
• 2026-05-01 Listed $325,000 NWMLS as Distributed by MLS Grid
• 2018-08-20 Sold (Public Records) $220,000 Public Records
• 2018-08-20 Sold (MLS) $220,000 NWMLS as Distributed by MLS Grid
• 2018-07-23 Pending — NWMLS as Distributed by MLS Grid
• 2018-07-16 Price Changed $205,000 NWMLS as Distributed by MLS Grid
• 2018-07-09 Listed $200,000 NWMLS as Distributed by MLS Grid
• 2015-06-30 Sold (Public Records) $129,950 Public Records
• 2015-06-30 Sold (MLS) $129,950 NWMLS as Distributed by MLS Grid
• 2015-06-12 Pending — NWMLS as Distributed by MLS Grid
• 2015-05-15 Pending — NWMLS as Distributed by MLS Grid
• 2015-05-05 Listed $129,950 NWMLS as Distributed by MLS Grid
• 1994-03-01 Sold (Public Records) $55,000 Public Records
• 1978-01-01 Sold (Public Records) $170,000 Public Records

Property tax history

-3.9%/yr

Latest (2026): $687 · -78.6% YoY. Source: county tax records.